Planning Commission Report
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1 SUBJECT A request by Jon and Adam Froke, on behalf of Froke Urban Planning LLC, representing Ed Bailey (property owner), for an amendment to the Planned Area Development for Urban 95. The site is located at the Southwest corner of North 95th Avenue and West Missouri Avenue; and is in the Yucca District. Staff Contact: George Gehlert, Senior Planner (623)930-2597. REQUEST Amendment to the Urban 95 Planned Area Development. APPLICANT/OWNER Jon and Adam Froke, on behalf of Froke Urban Planning LLC, representing Ed Bailey (property owner), REQUIRED ACTION The Planning Commission must conduct a public hearing and determine if this request meets the required findings for a Planned Area Development. SUMMARY The amendment proposal adds approximately 3 acres to the existing PAD, for a total of 34.06 acres; amends the prior land use map reducing former office and other commercial uses while also increasing the amount of allowed multifamily uses; and adding a digital billboard. The proposal would also amend previously adopted development standards to enable an increase of building height to 180 feet (15 stories). BACKGROUND INFORMATION General Plan Designation: The property land use designation is EMU (Entertainment and Mixed Use). PLANNING COMMISSION REPORT CASE: Urban 95 PAD Amendment CASE #: ZON22-011 MEETING DATE: August 25, 2022 FROM: George Gehlert, Senior Planner 2 Zoning: The current zoning is PAD (Planned Area Development). Property Location and Size: The site includes 34.06 acres located at the Southwest corner of North 95th Avenue and West Missouri Avenue alignment. Surrounding Uses and Zoning: The site is vacant, currently used for Agriculture. Loop 101 exists immediately to the west. Areas to the north are occupied by the recently constructed Acero Apartments (zoned PAD); areas to the south are part of the Wal-Mart shopping Center (zoned CSC); areas to the east include undeveloped property (zoned A-1); and the Copper Cove subdivision (zoned R1-4). Project History: The Urban 95 PAD was adopted May 25, 2010 (as ZON08-23). The land use proposal included 44.86 acres accessed from Missouri, 95th and Colter. The layout featured a centralized open area located amid a concentration of mixed uses, including 86,798 square feet of retail uses, together with 1,166,300 square feet of office/employment uses; and a hotel site. High density multifamily areas (710 units) were also planned for the north and eastern portions of the site along Missouri and 95th Avenues. A portion of the PAD site plan was amended administratively in order to enable a slightly expanded multi-family area within the northeast corner of the site, for the Cardinals 95 project (currently under construction). Since then, the applicant has decided to devote the bulk of the PAD site to multi-family development, necessitating hearing review of a PAD amendment. Project Details: The applicant’s amendment proposal would add 3 acres of adjacent property along the Loop 101; and revise the adopted land use map for the Urban 95 PAD, minimizing office and commercial uses within site, largely in response to changes in the market. These use areas will be largely displaced by an expanded allotment of high density multi-family development (1,500 units total, including the already constructed Cardinals 95 project). Development standards would also be revised to enable much taller development (up to 180 feet, or 15 stories). Buildings along 95th Avenue would be capped at 2-stories. Overall, the new standards would permit all uses accommodated within the R-2, R-3, R- 4, R-5, C-1, C-2, C-O and GO zoning districts as found in the Glendale Zoning Ordinance, including hotels and “active adult” land uses. Convenience uses will be allowed by Conditional Use Permit. Temporary uses within the Urban 95 PAD include ancillary land uses and events associated with National Events, such as the NFL Super Bowl, NFL, MLB, NBA and NHL Annual All Star Games, NCAA Regional and Final Four Tournaments. The Urban 95 PAD will also accommodate a single Digital Billboard sign along Loop 101 as allowed by the sign code for Planned Area Developments in this location. 3 Development Standards Existing PAD Proposed Amendment Perimeter Setbacks 95th 20’ 20’ Perimeter Setbacks Missouri 0’ 30’ Max Building Height Parcel A and B 48’ 180 Feet (15 Stories) Max Building Height Parcel C (Internally) 48’ 180 Feet (15 Stories) – Parcel C Internally Max Building Height Parcel C 95th Avenue Frontage 48’ 33 Feet (2 Stories) – Parcel C Maximum Lot Coverage 70% for overall net site area 85% within each parcel 70% for overall net site area 85% within each parcel Private Open Space: 100 sf 100 sf Common Open Space 25% 25% Parking 1bdrm 1.25 sp/unit 1 sp/unit Parking 2-3 bdrm 2 sp/unit 2 sp/unit Parking 4 bdrm 2.25 sp/unit 2 sp/unit NOTIFICATION: Applicant’s Citizen Participation Process: On May 25, 2022, the applicant mailed notification letters to adjacent property owners and interested parties regarding the proposal; and a Neighborhood Meeting to be held June 8, 2022. The meeting was held in person and on Zoom. It was attended by the applicant, one staff member and one Councilmember. One member of the public also called in via Zoom. The applicant’s Citizen Participation Final Report is attached. Planning Commission Public Hearing: A Notice of Public Hearing was published in The Arizona Republic on August 3, 2022. Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on August 5, 2022. The property was posted by August 4, 2022. STAFF FINDINGS AND ANALYSIS The Planning Commission shall find that the PAD application is consistent with the purpose of the district. The Commission evaluation shall include land use mixture, land use categories, land use intensities, and the proposed development standards. Staff Analysis: The site development proposal is consistent with the submitted PAD standards for the Urban 95 PAD amendment. Section 5.901 of the Zoning Ordinance states that the purpose of the PAD (Planned Area Development) district is to: 4 A. Encourage creative and effective use of land and circulation systems to accommodate changes in land development technologies. Staff Analysis: This PAD will complement and support the General Plan’s entertainment mixed-use designation by providing a high quality multifamily residential development. B. Encourage residential development to provide a mixture of housing types and designs. Staff Analysis: In combination with the existing single family homes in the surrounding area, the PAD will provide a mixture of housing types and attractive residential building designs. C. Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. Staff Analysis: This PAD will enable an underutilized property to develop much needed residential uses as a complement to the existing and proposed mixture of land uses in the area. D. Provide a process which relates the urban design and scale of project to the unique characteristics of the site. Staff Analysis: The vision for this PAD is to create a modern and sophisticated high density multifamily development that provides architectural variety. The proposed development is designed in manner that will minimize any potential impact on the surrounding area, which includes a two-story building height limit for buildings fronting 95th Avenue in Parcel C and adjacent to the existing Copper Cove development. E. Require the nature and intensity of development to be supported by adequate utilities, transportation, drainage, and common open spaces to serve the development and to minimize impact on existing or future adjacent development. Staff Analysis: Existing infrastructure is available to serve the proposed development. The density of the project will also help to support nearby services, including transit. Despite the density, there are few requited traffic improvements. F. Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. Staff Analysis: The PAD is consistent with a number of the goals and policies contained in the General Plan and the Western Area General Plan. The proposal facilitates infill which is compatible and complementary to the existing uses within the surrounding area and fits the EMU requirement of a minimum of 18 multifamily units per acre for residential development. 5 RECOMMENDATION This request appears to meet the required findings for a Planned Area Development and should be approved, subject to the following stipulations: 1. Development in substantial conformance with the project narrative titled, “Urban 95 Luxury Living,” stamped “Received, June 24, 2022.” 2. Any necessary contributions toward turn lane improvements recommended by the traffic study. 3. Digital Billboard shall be allowed as regulated in Section 7.110, Digital Billboard Signs, of the Zoning Ordinance. PROPOSED MOTIONS Motion to approve ZON22-11, subject to the stipulations in the staff report. ATTACHMENTS: 1. Applicant’s Narrative, dated June 24, 2022. 2. Citizen Participation Final Report, dated June 14, 2022. 3. TIA Executive Summary 4. General Plan Map 5. Vicinity Zoning Map. 6. Aerial Photograph, dated October/2020 7. Presentation